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DRB debates density methods, cites prior PUD precedent in approving Old Colchester concept
Summary
Staff presented two interpretive methods for converting R‑1 per‑lot limits into PUD density (proportional units per acre vs. per‑lot standard). The board cited precedent and recent code changes, concluding the proportional method had been used previously and made the applicant's 14‑unit proposal allowable, subject to stricter PUD benefit requirements.
The DRB spent substantial time on how the Land Development Code's per‑lot standards in R‑1 should translate to a Planned Unit Development. Staff member Chris described two approaches: a proportional density method (units per acre) and a method that would treat the PUD parcel as a single lot and directly apply maximum units per lot.
Under the proportional method, staff calculated 4 units per 15,000 sq ft equals roughly 11.6 dwelling units per acre; "a 3.15 acre parcel like 60 Old Colchester Road would have an effective density ceiling of approximately 36 units," Chris said, adding the applicant's 14‑unit proposal would fall within that limit. Staff also listed past PUD approvals (Nicholas Court, Village Walk, Village Haven, Robin Way) where the units‑per‑acre approach was used.
Board members noted that changes to state law and the city's zoning since earlier PUD approvals affect what is permissible by right today, making denial on pure density grounds legally vulnerable. Several members said the key test for a PUD is whether the proposal provides superior public benefits and appropriate intensity transitions; they directed the applicant to show how landscaping, open space and buffering will be "markedly superior" to what a subdivision would provide.
